Brisbane Property Market Update – February 2026

January is always a busy month for our Property Management team, with many leases ending and new tenancies commencing at the start of the year. In January alone, LongView conducted 171 open home inspections, received 296 rental applications, and had 1,948 prospective tenants enquiring on our rental listings. Needless to say, we have our finger on the pulse when it comes to what’s happening in the rental market.

Brisbane’s Inner-City & Middle-Ring Rental Market

Demand across Brisbane’s inner-city and middle-ring suburbs remains very strong, with vacancy rates still at historically low levels. Well-located and well-presented properties are leasing quickly, often attracting multiple enquiries and applications within the first week of being advertised.

Over the past few months, both houses and units have continued to see rental growth, with units performing particularly well due to affordability pressures and strong demand from tenants wanting to remain close to the CBD, employment hubs, and lifestyle amenities. Properties priced appropriately for the current market and presented well are leasing rapidly, often with minimal vacancy.

With legislation prohibiting rental bidding and taking more than one month’s rent upfront, it is critical that properties are correctly priced from the outset. Accurate pricing ensures strong enquiry and maximises rental returns while remaining fully compliant.

At LongView, we prepare a detailed leasing plan for all clients, ensuring they are fully prepared ahead of the leasing campaign. Typically, properties are positioned at the upper end of the appraisal range, allowing for maximum potential rental return. We closely monitor enquiry levels and tenant feedback, making prompt pricing adjustments when required to respond to real-time market conditions. This approach ensures properties achieve the strongest possible outcome while minimising vacancy.

 Market Performance 2025: 

• Brisbane house rents rose 6.3%

• Brisbane unit rents rose 8.3% 

These figures reflect one of the strongest rental markets in Australia, particularly in inner-city and middle-ring suburbs where demand continues to outstrip supply.

Property Prices – A Strong 2025

Brisbane continues to lead the eastern capitals, with annual dwelling price growth of 14.5%. For comparison Melbourne rose +4.8% and Sydney +5.8%. As has been the case for several years, Brisbane continues to outperform.

Lower-priced properties led growth across all capitals, driven by incentives for first-home buyers.

Looking Ahead – 2026

Brisbane’s rental market is expected to remain robust in 2026. Vacancy rates in inner-city and middle-ring suburbs remain historically low, and supply continues to lag demand. Properties that are strategically priced, presented to market-ready standards, and actively managed are expected to lease quickly, achieving strong rental outcomes.

 Forecasts for 2026:  

• Rental growth: ~4%, with units potentially stronger due to affordability pressures

• Long-term drivers: interstate migration, employment growth, and major infrastructure projects supporting sustained rental demand 

Capital Gains Tax & Investor Opportunities

The Federal Government has flagged potential changes to Capital Gains Tax concessions in the upcoming May federal budget. While the exact impact is unclear, uncertainty around tax policy can lead investors to remain on the sidelines, often resulting in weaker short-term growth than any actual changes.

Our industry colleague Nerida Consibee, Chief Economist at Ray White, recently published a blog outlining the likely impact on the rental market, which is well worth a read here.

Maximise Your Tax Savings

Many investors are missing out on tax depreciation deductions for their properties, which can amount to thousands in annual cash savings. Several providers offer a free estimate of likely deductions.

If you do not have a tax depreciation schedule, please reach out to me, and we can connect you with a registered professional to ensure you are maximising your entitlements.

Thank you for entrusting LongView with your property management.
We look forward to keeping you informed throughout 2026 and helping you achieve the best outcomes for your investment.

Danielle Clark

General Manager - Queensland